On the other hand, I feel that some of their other funds (for example the ones involving ground up construction) are too speculative for a conservative non-accredited investor doesn't have a lot of extra cash to speculate with.

Don’t get involved in their life.

I had 1 transaction with 2 agents involved , long and slow .

The management of vacation or short term rentals tends to gravitate toward the active business side of the equation and that is the real problem with you taking on that level of involvement for your IRA or 401k.

The things that should be in the contract are:The address of the house and legal descriptionThe parties involved:  the seller and yourselfThe price that you are buying it forYour contract is assignableSignatures and dateDeposit amountAny contingency clause(s)

I'm reading all of this (only about half way through) and there is nearly a dozen major violations the company I used to work for are involved in.

They are not illegal per se, just not worth the risk involved when there are other more suitable strategies such as wrapping.

I've read books and listened to podcasts but was looking for a more involved way to fill these knowledge gaps.

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My fil owns the property involved with the farm which he inherited from his father.